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HomeMy WebLinkAboutRESO NO. 2019-04_200 N MAIN STREETEXEMPT FROM FEES PURSUANT TO GOVERNMENT CODE S 27383 PLEASE COMPLETE THIS INFORMATION 3 " Recorded in Official Records, Orange County RECORDING REQUESTED BY: Hugh Nguyen, Clerk -Recorder CITY OF SANTA ANA, I HISTORIC RESOURCES COMMISSION II II IIIIII IIIIII IIIIIIIIIIIIIIIII 1 IIIIII IIIIIIIII IIII III I1I NO FEE 2019000367407 4:09 pm 09124119 AND WHEN RECORDED MAIL TO: 0.0 416 R28 8 0.00 0.00 0.00 0.00 21.00 0.00 0.000.000.00 0.00 SARAH BERNAL CITY OF SANTA ANA 20 CIVIC CENTER PLAZA, M-20 P.O. BOX 1988 SANTA ANA, CA 92702 This Space for Recorder's Use Only TITLE OF DOCUMENT: N I RESOLUTION NO. 2018-04 FOR THE PROPERTY LOCATED AT 200 N. MAIN STREET (HEMA 2018-18) THIS PAGE ADDED TO PROVIDE ADEQUATE SPACE FOR RECORDING INFORMATION (Additional recording fee applies) 059-TITLE PAGE (R7/95) FREE RECORDING PURSUANT TO GOVERNMENT CODE § 27383 LS 4.4.19 RESOLUTION NO. 2019-04 A RESOLUTION OF THE HISTORIC RESOURCES COMMISSION OF THE CITY OF SANTA ANA APPROVING THE CERTIFICATE OF APPROPRIATENESS FOR THE PROPERTY LOCATED AT 200 NORTH MAIN STREET (HISTORIC EXTERIOR MODIFICATION APPLICATION NO. 2018-18) BE IT RESOLVED BY THE HISTORIC RESOURCES COMMISSION OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The Historic Resources Commission of the City of Santa Ana hereby finds, determines and declares as follows: A. Evan Raabe with Creative Space, representing LH 200 N Main Street, LLC ("Applicant") is requesting approval of Historic Exterior Modification Application No. 2018-18 to allow exterior modifications to the property at 200 North Main Street, historically known as the Builders Exchange Building. B. The property was built in 1928 and was listed on the National Register of Historic Places in 1982 as an individual resource, and in 1984 as a contributor to the Downtown Historic District. The property is also listed in the California Register of Historical Resources and individually listed as No. 136 on the Santa Ana Register of Historical Properties and categorized as "Landmark" in 2001. C. The Builders Exchange Building is historically significant for its association with the Builders Exchange organization whose members individually and collectively shaped the face of Santa Ana and provided the first industry self -regulation and standards in a geographic area of rapid, unregulated growth. They were a building industry booster group that could assure the public of quality construction in an era when the construction of many structures was questionable. The quality of Santa Ana's historic building stock today is the result of early code adoption and self -regulation advocated by members of the building industry as the membership of the Builders Exchange. The location of the Builders Exchange Building across the street from the original Santa Ana City Hall is an indication of the close relationship between the building trades and the prosperity of the City. D. The Builders Exchange Building is architecturally significant as a good example of commercial building design in the 1920s influenced by late 19th and 20th century revival of the Italian Renaissance style. The property is constructed of steel, reinforced concrete, and brick, and features architectural ornamentation executed in terracotta. Although the Builders Exchange Building has undergone several alterations and FREE RECORDING PURSUANT TO GOVERNMENT CODE § 27383 repairs, including a historic rehabilitation in 1983, it still retains a high degree of exterior integrity, with only minor modifications to the transom glazing. Character -defining exterior features of the Builders Exchange Building (original and restored) include, but may not be limited to: exterior materials and finishes, such as brick, terracotta, and black tile; design and configuration of the public elevations; architectural detailing such as ornamentation, flagpole, piers, belt courses, window and door treatments, frieze, and parapet; and fenestration, including windows, transoms, and doors. E. Pursuant to Santa Ana Municipal Code Section 30-6, no exterior physical modifications, other than those identified by the Historic Resources Commission for administrative approval by city staff, shall be permitted with respect to a historic structure until the Historic Resources Commission approves such request at a duly noticed public hearing and issues a certificate of appropriateness. The Historic Resources Commission shall issue the certificate of appropriateness upon finding that the proposed modifications do not substantially change the character and integrity of the historic property. F. The exterior modifications are proposed in order to accommodate the addition of 3,292 square feet of gross floor area, interior and structural modifications, ADA improvements, ingress/egress alterations and the replacements of double -hung, fixed and transom windows along the front elevation. Specifically, the existing mezzanine level (constructed in 1984) would be expanded, the rear lightwell would be enclosed with a steel/glass structure and a new entry portal would be introduced for simplified access along the adjacent surface parking area to the north. G. The legal owner of the property is LH 200 N Main Street, LLC. H. The legal description for the subject property is attached hereto as Exhibit A and incorporated by this reference as though fully set forth herein. I. Pursuant to Santa Ana Municipal Code Section 30-6, the Historic Resources Commission held a duly noticed public hearing on April 4, 2019, for the request for exterior modifications to the Builders Exchange Building. J. Since the property is listed on the Santa Ana Register of Historical Properties, all exterior modifications are required to meet the Secretary of Interior's Standards for Rehabilitation. 1. The following Secretary of Interior's Standards are applicable i. Standard No. 1. The subject property will continue to be used as it was historically, as an office building. The exterior of the building, including its distinctive details, features, spaces, and fenestration, would be restored under the proposed project. The interior remodel would require minimal alteration to the building's floor plan, brick, reinforced FREE RECORDING PURSUANT TO GOVERNMENT CODE § 27383 concrete, and a partial steel frame system. The project would therefore require minimal change to the building's distinctive features, spaces, and spatial relationships. ii. Standard No. 2. The project would restore the building's exterior distinctive features and materials in the storefront bays along the east and south elevation, including the wood framed transom window system, double -hung and fixed windows, and polished black tile base. Additionally, the removal or alteration of historic materials or features is proposed to be minimal. Along the rear light well portion of the building (not protected by fagade easement), the masonry will remain visible within the space and through the exterior windows. Where the windows are not necessary, the existing windows will be removed and the opening will be infilled with framing and drywall, maintaining the expression of the window opening. Several window locations will have the sills cut down to the floor line for pedestrian access into/out of the new floor area within the existing light well. Therefore, the majority of the property's historic character would be retained and preserved. iii. Standard No. 3. The proposed changes will not create a false sense of historical development and no conjectural features or elements from other historic properties would be added under the project. The proposed pedestrian access gateway and glassed -in atrium have been carefully chosen to read as modern in order to provide a distinction from the commercial building design. Additionally, the new is differentiated from the old, with both the pedestrian access gateway and glassed -in atrium set back from the existing building edges, allowing the addition to appear subordinate to and not overwhelm the existing massing, and preserve the historic sense of the commercial building design. This allows the original commercial building design to be recognized as a physical record of its time, place, and use. iv. Standard No. 4. Since 1983, the Los Angeles Conservancy has held an exterior/fagade conservation easement on the building which requires their review and approval for any proposed alterations or modifications to the exterior of the building along the east and south elevation. Since the 1980's, the building has undergone significant repair and reconstruction following substantial fire damage. Although many of the original elements are no longer in place following the fire, the elements that remain following recordation of the easement have acquired historic FREE RECORDING PURSUANT TO GOVERNMENT CODE § 27383 significance in their own right. As proposed, these elements will be retained and preserved. V. Standard No. 5. Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize the property will be preserved. The project includes the restoration of distinctive exterior features and materials, including the wood framed transom window system, double -hung and fixed windows, and polished black tile base along the east and south elevations. All distinctive materials, features, finishes, and construction techniques/examples of craftsmanship that characterize the building would be preserved. vi. Standard No. 6. The Project meets Standard No. 6. Existing deteriorated historic features, including double -hung, transom and fixed windows along the east, west, and south elevation will be retained and preserved. The Applicant proposes to `refurbish" and restore these historic features to retain and preserve the window appearances, glazing, pane configuration, sills, mullions, finishes, and colors casings. The refurbishment of these windows is proposed to be undertaken in a manner consistent with the Standards, including the guidelines for preserving, rehabilitating, restoring, and reconstructing historic buildings. vii. Standard No. 7. Standard No. 7 does not apply as the project will not involve chemical or physical treatments on the historically significant portions of the building and will be in full compliance with the Standards. viii. Standard No. 8. Standard No. 8 does not apply as there will be no ground disturbing activity. ix. Standard No. 9. The proposed alterations and additions are located on the north and west elevation and include the addition of the proposed pedestrian access gateway and glassed -in atrium. The improvements would be differentiated from the old, as both the pedestrian access gateway and glassed -in atrium are proposed to be set back from the existing building edges, allowing the addition to appear subordinate to and not overwhelm the existing massing. Moreover, the new glassed -in atrium is proposed to be located towards the rear of the building, clearly differentiated with a modern design and aesthetic while maintaining visual connection to the existing building walls from both the interior and exterior of the building. The atrium is proposed to be nine inches taller than the existing parapet. However, it will not detract from the historic materials, features, or spatial FREE RECORDING PURSUANT TO GOVERNMENT CODE § 27383 relationships along the primary east and south elevations as it will not be visible from the public right-of-way and therefore appear subordinate to the existing roofline. In addition, the proposed pedestrian gateway is not proposed to be any taller than 10'-6" and would not overwhelm the existing massing. X. Standard No. 10. The Project meets Standard No. 10, The proposed project is considered generally reversible, as it does not remove essential aspects of the building's form and materials. As proposed, the pedestrian access gateway and glassed -in atrium would be undertaken in such a manner that, if removed in the future, the essential form and integrity of the historic commercial building and the vast majority of its historic materials will remain unimpaired. Section 2. In accordance with the California Environmental Quality Act, the recommended action is exempt from further review under Section 15331, Class 31, as this project is designed in a manner consistent with the Secretary of Interior's Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing Historic Buildings. Categorical Exemption No. ER-2018- 115 will be filed for this project. Section 3. The Historic Resources Commission of the City of Santa Ana after conducting the public hearing hereby approves the Certificate of Appropriateness for Historic Exterior Modification Application No. 2018-18. The Historic Resources Commission finds that the proposed modifications do not substantially change the character and integrity of the historic property. This decision is based upon the evidence submitted at the above said hearing, which includes, but is not limited to: the Staff Report and exhibits attached thereto and the public testimony, all of which are incorporated herein by this reference. Section 4. The Historic Resources Commission Secretary is hereby directed to file a certified copy of this Resolution with the County Recorder's Office after the adoption of this Resolution pursuant to Public Resources Code Section 5029. ADOPTED this 4th day of April 2019, Alberta Christy, Chai- rson FREE RECORDING PURSUANT TO GOVERNMENT CODE § 27383 APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By: '-r -- Lisa Storck Assistant City Attorney AYES: Commission members CHRISTY, CONTRERAS-LEO, HARDY, HITTERDALE MURASHIE, RAMOS, RUSH, SCHAEFFER (8) NOES: Commission members ABSTAIN: NOT PRESENT: Commission members Commission members NGUYEN(1) CERTIFICATE OF ATTESTATION AND ORIGINALITY I, SARAH BERNAL, Commission Secretary, do hereby attest to and certify the attached Resolution No. 2019-04 to be the original resolution adopted by Historic Resources Commission of the City of Santa Ana on April 4, 2019. Date: q! �� ZU4 " A",( Commission Secretary City of Santa Ana FREE RECORDING PURSUANT TO GOVERNMENT CODE § 27383 EXHIBIT A LEGAL DESCRIPTION LOTS 1 AND 4 IN BLOCK 6 OF THE "TOWN OF SANTA ANA", IN THE CITY OF SANTA ANA, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS SHOWN ON A MAP RECORDED IN BOOK 2, PAGE 51 OF MISCELLANEOUS RECORDS OF LOS ANGELES COUNTY, CALIFORNIA. EXCEPTING THEREFROM THE NORTH 6 INCHES OF SAID LOT 4.